752 Carolina Ave · Rock Hill, SC 29730

$139,900

3 bd · 1.5 ba · 1,113 sqft · SingleFamily public records · 27 Days on market

Built 1930 0.51 ac lot Est $233k · 40% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single-family home perfect for investors or first-time homebuyers looking to add their personal touch and create value. Charming property with great potential and welcoming front porch.

Key facts

• 0.51 acre lot
• Built 1930
• Listed 27 days

Tags

• WELCOMING FRONT PORCH

Property features AI

Finance

• Other: Zoning: SF-5; Lot size: 0.51 acres; Living area approximately 1,113; Total levels: One
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One level; Site built
• Construction: Wood construction; Crawl space foundation
• Exterior features: Road surface: gravel and paved; Publicly maintained road

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating specified; No cooling specified
• Interior features: 4 total rooms; Other appliances included
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.4% in Rock Hill — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#62 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime D-.
• York 03 (urban): math 36% / reading 47% proficiency, ranked #32 of 80 in SC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 348 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• York County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $232,617
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Jefferson Ave	0.29mi	3/1.5	1,120 (+1%)	4mo	$140,000	$125	82
406 Rich St	0.31mi	2/2.0 (-1)	1,100 (-1%)	4mo	$200,000	$182	73
552 Locust St	0.50mi	4/1.5 (+1)	1,100 (-1%)	1mo	$237,000	$215	69
814 Jefferson Ave	0.12mi	3/1.0	1,258 (+13%)	3mo	$210,500	$167	68
545 Washington St	0.33mi	3/2.0	1,254 (+13%)	2mo	$270,000	$215	60
535 Flint St	0.64mi	3/2.0	1,170 (+5%)	2mo	$245,000	$209	58
251 Baker St	0.64mi	3/2.0	1,050 (-6%)	4mo	$256,700	$244	56
1035 S Stonewall Ave	0.72mi	3/1.0	1,050 (-6%)	0mo	$100,010	$95	55
616 Simpson St	0.51mi	3/1.0	961 (-14%)	2mo	$167,800	$175	50
503 Old High Ct	0.74mi	3/2.0	1,210 (+9%)	2mo	$235,000	$194	47
227 Brice St	0.68mi	3/1.0	969 (-13%)	1mo	$247,900	$256	44
330 Stonewall Ave S	0.63mi	2/2.0 (-1)	954 (-14%)	2mo	$208,500	$219	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.53% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.37×
• Total profit: $14,474
• Equity at exit: $20,860

10-year hold

• IRR: 20.2%
• Equity multiple: 2.88×
• Total profit: $73,730
• Equity at exit: $12,096

Cash invested: $39,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29730

• Rents YoY: 5.5%
• Active inventory: 348
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$734
• Tax from tax record: −$36 /mo · $438/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $514

Break-even live

Break-even rent $1,049

Max offer price $139,900

Occupancy floor 65%

Sensitivity live

Price	-10% $594	-5% $554	+0% $514	+5% $475	+10% $435
Rent	-10% $380	-5% $447	+0% $514	+5% $582	+10% $649
Rate	-1.0pp $585	-0.5pp $550	base $514	+0.5pp $478	+1.0pp $441

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Little St Rock Hill, SC	2.0	1.0	725	$1,150	$1.59	22d	1	0.25mi
608 Crawford Rd Rock Hill, SC	3.0	2.0	1400	$2,150	$1.54	22d	1	0.32mi
721 S Spruce St Rock Hill, SC	3.0	2.0	1250	$2,050	$1.64	24d	1	0.41mi
207 Friedheim Rd Rock Hill, SC	3.0	1.0	1000	$1,549	$1.55	3d	1	0.51mi
309 S Confederate Ave Rock Hill, SC	3.0	2.5	1430	$5,990	$4.19	24d	1	0.52mi
108 E Main St Rock Hill, SC	1.0–2.0	1.0–2.0	779	$1,893	$2.43	2d	7	0.65mi
645 Stonewall Ct Rock Hill, SC	3.0	1.0	1200	$1,695	$1.41	24d	1	0.66mi
116 S Spruce St Unit A Rock Hill, SC	2.0	2.0	850	$1,200	$1.41	20d	1	0.66mi
116 S Spruce St Apt B Rock Hill, SC	2.0	2.0	850	$1,235	$1.45	24d	1	0.66mi
175 W Black St Rock Hill, SC	1.0–2.0	1.0–2.0	1021	$1,685	$1.65	20d	11	0.69mi
175 W Black St Unit 304 Rock Hill, SC	2.0	2.0	1248	$1,685	$1.35	24d	1	0.69mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	22d	1	0.71mi
542 E Black St Rock Hill, SC	2.0	1.0	850	$1,595	$1.88	5d	1	0.71mi
658 Arch Dr Rock Hill, SC	3.0	1.0	985	$1,700	$1.73	5d	1	0.72mi
987 Pebble Rd Rock Hill, SC	3.0	1.0	1044	$1,295	$1.24	24d	1	0.73mi
117 E White St Rock Hill, SC	2.0	1.0–2.0	797	$2,065	$2.59	4d	33	0.75mi
244 Rhea St Rock Hill, SC	2.0	1.0	1200	$1,225	$1.02	20d	1	0.76mi
1547 Caprine CT Rock Hill, SC	1.0–3.0	1.0–2.0	959	$1,708	$1.78	2d	15	0.92mi
819 Chestnut St Rock Hill, SC	3.0	1.0	1014	$1,800	$1.78	5d	1	0.93mi
333 Friendship Dr Rock Hill, SC	3.0	2.0	1158	$1,460	$1.26	22d	1	0.96mi
418 Pickens Ct Rock Hill, SC	2.0	2.0	1060	$1,800	$1.70	24d	1	1.00mi
221 Hutchinson St Rock Hill, SC	2.0	1.0	1129	$1,550	$1.37	22d	1	1.01mi
371 Technology Center Way Rock Hill, SC	1.0–2.0	1.0–2.0	832	$2,155	$2.59	3d	37	1.13mi
923 Standard St Rock Hill, SC	1.0–2.0	1.0	1025	$1,590	$1.55	2d	4	1.13mi
216 McFadden St Rock Hill, SC	2.0	2.0	984	$1,450	$1.47	15d	1	1.23mi
304 Oak Dr Rock Hill, SC	2.0	1.0	1349	$1,650	$1.22	24d	1	1.24mi
522 N Jones Ave Rock Hill, SC	2.0	1.0	1038	$1,650	$1.59	22d	1	1.30mi
226 Cummings St Rock Hill, SC	2.0	1.0	914	$1,599	$1.75	2d	1	1.32mi
618 Union Ave Rock Hill, SC	2.0	2.0	1050	$1,475	$1.40	16d	1	1.35mi
810 S York Ave Rock Hill, SC	1.0–3.0	1.0	787	$1,349	$1.71	2d	10	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $139,900 Active 27 DOM
2. 2026-06-17
   days on market $139,900 Active 26 DOM
3. 2026-06-16
   days on market $139,900 Active 25 DOM
4. 2026-06-15
   days on market $139,900 Active 24 DOM
5. 2026-06-13
   days on market $139,900 Active 22 DOM
6. 2026-06-09
   days on market $139,900 Active 18 DOM
7. 2026-06-08
   days on market $139,900 Active 17 DOM
8. 2026-06-07
   days on market $139,900 Active 16 DOM
9. 2026-06-04
   days on market $139,900 Active 13 DOM
10. 2026-06-03
    days on market $139,900 Active 12 DOM
11. 2026-06-02
    days on market $139,900 Active 11 DOM
12. 2026-06-01
    days on market $139,900 Active 10 DOM
13. 2026-05-31
    days on market $139,900 Active 9 DOM
14. 2026-05-22
    listed $139,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $438 · $36/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: +$360/yr (+$30/mo · 82.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,398
• − Mortgage interest: −$7,837
• − Property taxes: −$438
• − Insurance: −$700
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,070
• Taxable income: $4,091
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $5,192/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: York 03
• NCES district ID: 4503870
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $47,570
• Composite: 35.46/100
• National rank: #4928
• State rank: #32 of 80 in SC

Livability — Rock Hill

• Score: 70/100
• State rank: #62
• US rank: #7573

Category grades

Amenities D- Commute F Cost of living A+ Crime D- Employment D+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Hill, SC
• County: York County · 281,758 people
• City population: 115,874
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 58,199
• Household income: $68,543
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1869.0

Population outlook (York County) Hauer SSP2

• Today (2025): 307,757 people
• By 2030: 335,979 · +9.2%
• By 2040: 391,378 · +27.2%
• By 2050: 443,234 · +44.0%
• By 2075: 557,102 · +81.0%
• By 2100: 625,837 · +103.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 39% Hispanic / Latino 4% Two or more races 4% Native American 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · York

• 2024 margin: R (+19.1) · D 39.7% · R 58.8% · Other 1.5%
• 2008→2024 swing: -1.4pp toward R · 2008: -17.7pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+16.5 2016: R+22.1 2012: R+20.5 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -285.91%
• Current HPI: 268.2609
• Rent YoY: ▲ 5.53%
• Metro: Charlotte-Concord-Gastonia, NC-SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

1 event — show timeline

• 2026-05-22 Listed $139,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $438 · +12.7% YoY. Source: county tax records.